Peculiar, Cass County, Missouri Property Taxes
Property Taxes in Peculiar, Missouri
Median Peculiar, Missouri effective property tax rate: 1.50%, significantly higher than the national median of 1.02%, and higher than the Missouri state median of 1.25%.
Median Peculiar, Missouri home value: $188,090
Median annual Peculiar, Missouri tax bill: $2,631, $231 higher than the national median property tax bill of $2,400.
How are property taxes in Cass calculated?
Property taxes in Peculiar, Missouri are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Peculiar's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Peculiar, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Peculiar, Cass County, Missouri Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.5%
Estimate Property Tax Bill
$2,821
$2,618
How Does the Peculiar Property Tax Calculator Work?
Use this Peculiar property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Peculiar's median effective tax rate of 1.50% — based on actual property records in Cass County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Peculiar's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Peculiar: rates range from 1.50% in 64078 to 1.50% in 64078, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Peculiar.
About Peculiar Property Taxes
About Property Taxes in Peculiar, Cass, Missouri
Peculiar’s median effective property tax rate of 1.50% is higher than the Missouri state median of 1.25% and higher than the national median of 1.02%. This rate reflects the Cass County base levy combined with local school district levies and special assessment districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Peculiar. Homeowners in the 64078 ZIP code carry a median effective rate of 1.50%, while those in 64078 pay 1.50%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Cass County. Understanding which part of Peculiar you live in can make a meaningful difference to your annual tax bill.
Peculiar homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before the July 13, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Peculiar, Cass County, Missouri
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Peculiar's effective property tax rate to other cities in Missouri and the median property tax rates in Missouri and the U.S.
Our median effective property tax rate (tax bill Ă· assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Peculiar Tax Rate
1.50%
Our median effective property tax rate (tax bill Ă· assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Cass County Tax Rate
1.42%
Median Effective Missouri Tax Rate
1.25%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Peculiar, Cass County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 64078 | 1.31% | 1.33% | 1.50% | 1.50% | 1.50% |
Source: Ownwell
Property Tax Assessment Values Across Peculiar, Cass County, Missouri
When examining property taxes in Peculiar, Missouri, understanding the distinction between “market value” and “assessed value” is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Cass County appraisal district estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Cass County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Peculiar.
For example, the median home price in Peculiar is $188,090, with tax bills ranging significantly across the county. 64078 has the highest median home price at $188,090.
Property Tax Assessment Values Across Peculiar, Cass County, Missouri
Source: Ownwell
$59,310
$392,000
$724,690
Median Peculiar Market Value
$188,090
Median Cass County Market Value
$173,975
Median Missouri Market Value
$136,526
Median United States Market Value
$235,294
Property Tax Assessment Values Across Peculiar, Cass County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 64078 | $107,940 | $145,800 | $188,090 | $241,740 | $310,580 |
Source: Ownwell
Property Tax Bills Across Peculiar, Cass County, Missouri
Property tax bills in Peculiar are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. That means the amount you owe depends on both how your home is valued and the tax rates set by local taxing authorities in Cass County.
For a home with a median market value of $188,090, the property tax bill can vary widely depending on location and assessment details. In Peculiar, the median tax bill is $2,631, which is above the national median property tax bill of $2,400. Bills in the area also range from $2,035 at the 25th percentile to $4,355 at the 90th percentile, showing how much taxes can differ from one homeowner to another.
These taxes affect homeowners by increasing the annual cost of owning a home, and higher assessed values can lead to larger bills.
Median Peculiar Tax Bill
$2,631
Median Cass County Tax Bill
$2,546
Median Missouri Tax Bill
$1,684
Median United States Tax Bill
$2,400
Property Tax Bills Across Peculiar, Cass County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 64078 | $1,551 | $2,035 | $2,631 | $3,418 | $4,355 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | July 13 |
Links | |
|---|---|
| Cass Tax Assessor | |
| Website | cass.missouriassessors.com |